Eviction and just cause in Santa Ana: the local rules

Each rule below links to the section of the Santa Ana Municipal Code it was read from, with the code text one click away (checked October 2026). General information, not legal advice.

What Santa Ana's code says

Santa Ana code What Santa Ana's code adds
When protection starts	After 30 days of living there. Applies: The tenant must have continuously and lawfully occupied the property. § 8-3120 · code text After a Tenant has continuously and lawfully occupied a Residential Real Property for thirty (30) days, the Owner of the Residential Real Property shall not terminate the Tenancy without just cause, which shall be stated in the written notice to terminate Tenancy.
Allowed at-fault reasons	Not paying rent. § 8-3120 · code text A. Default in the payment of Rent. Breaking a major term of the lease. § 8-3120 · code text B. A breach of a material term of the lease, as described in paragraph (3) of Section 1161 of the Code of Civil Procedure, including, but not limited to, violation of a provision of the lease after being issued a written notice to correct the violation. Keeping, committing or allowing a nuisance. § 8-3120 · code text C. Maintaining, committing, or permitting the maintenance or commission of a nuisance as described in paragraph (4) of Section 1161 of the Code of Civil Procedure. Committing waste on the property. § 8-3120 · code text D. Committing waste as described in paragraph (4) of Section 1161 of the Code of Civil Procedure. Refusing to sign a written extension or renewal of similar length and terms. Applies: The tenant's written lease ended on or after the ordinance took effect, and the owner asked in writing. § 8-3120 · code text E. The Tenant had a written lease that terminated on or after the effective date of this Ordinance, and after a written request or demand from the Owner, the Tenant has refused to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions, provided that those terms do not violate this section or any other provision of law. Criminal activity or a criminal threat. Applies: Tenant's crime on the property, or crime or threats anywhere aimed at owner, agent, household members or other tenants; reported to police within reasonable time. § 8-3120 · code text F. Criminal activity by the Tenant on the Residential Real Property, including any common areas, or any criminal activity or criminal threat, as defined in subdivision (a) of Section 422 of the Penal Code, on or off the Residential Real Property, that is directed at any Owner or agent of the Owner of the Residential Real Property or members of Tenant's household or other Tenants of the Residential Real Property. Assigning or subletting the unit against the lease. § 8-3120 · code text G. Assigning or subletting the premises in violation of the Tenant's lease, as described in paragraph (4) of Section 1161 of the Code of Civil Procedure.
Units covered	These eviction rules don't cover mobilehomes or spaces in parks under the state Mobilehome Residency Law. § 8-3120 · code text The provisions of this section related to the termination of Tenants shall not apply to Mobilehomes or Mobilehome Spaces in Mobilehome Parks subject to the termination provisions of the Mobilehome Residency Law, Civil Code section 798.56, as applicable.

The California rule underneath

Where Santa Ana's rule above does not cover a situation, state law still applies. For the statewide rule on its own, see Just-cause eviction in California.

CA state law The statewide rule underneath
Just cause required	After 12 months of lawful occupancy, the owner may terminate only for a just cause stated in the notice Applies: Covered units only (§ 1946.2(e) exempts, among others, housing built in the last 15 years and single-family homes or condos not owned by a corporation or REIT when the tenant got the required notice). If new adult tenants joined before anyone reached 24 months, all tenants need 12 months or one needs 24. Civ. Code § 1946.2(a)
Chance to cure first	For a curable lease violation, the owner must first serve a notice to cure before a 3-day notice to quit Civ. Code § 1946.2(c)
Just cause — new construction exemption	Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling) Applies: Mobilehomes excepted. Civ. Code § 1946.2(e)(7)
Just cause law sunset	§ 1946.2 is repealed on January 1, 2030 unless extended Civ. Code § 1946.2(n)

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

Does a landlord in Santa Ana need a reason to evict?

Santa Ana's rule requires a just cause to evict after a tenant has continuously and lawfully lived there for 30 days.

Eviction and just cause in Santa Ana

Key points

What Santa Ana's code says

The California rule underneath

Who this affects

Frequently asked questions

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